Your flat may not last more than 30-40 years

Sep 04, 2011, 01.09 PM IST

Apartment or independent house?

Text: Vivek Shukla, TNN

Apartment or independent house? It is an endless debate. There are valid arguments to buttress the claims on both sides. While the jury is still out, there is a growing demand from certain sections of the housing sector, which argue that builders must ensure that the apartments they build should be able to face the vagaries of time for at least seven-eight decades.There are apartments like Sagar Apartments and Sujan Singh Park, to name a few, which are still standing tall even after 40 to 60 years of their construction.

It is no secret that economic factors and a fast lifestyle have dealt a death knell for the culture of independent houses in India. As the cost of an independent house is staggering, not many buyers consider the option of going for one now. Land prices have rocketed and made the purchase of a site and construction of a house almost impossible.

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The 80s scenario

Cut back to the 80s, when the capital was still green: those were the days when the apartment culture had not yet gripped the capital. Today , the scene is completely different. Not only are concrete blocks mushrooming all over the city, large individual houses are fast disappearing with residents opting to give them up to developers. A typical apartment complex or gated community comes with clubs, a large community garden with plenty of area for children to play and pathways to walk.

With most of these apartments pitching plenty of light and ventilation as their USPs, individual units, though small, do not make a resident feel cramped. Sanjeev Shrivasta, the chairman and managing director of Assotech , says, "The New Age customers are finding community living more attractive given the nature of facilities offered as well as the ease in tackling maintenance and security, which is the responsibility of the RWA." According to him, a typical homebuyer does not have the time or energy to spare to build a house.

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An independent house can be modified

"As far as an independent house is concerned, it can be rebuilt to suit changing tastes and requirements, at any point of time," Khan says, adding that the house can be expanded horizontally if space permits , or vertically, by adding more floors. These are impossible in a unit in an apartment. Sanjay Khanna says: "I meet many people who have sold their independent houses to move into flats and are now ruing their decision , as the quality of construction of their flats was bad, especially the plumbing and electricity".

R K Sinha, the chairman and managing director of Service Master Clean, says: "While there is a growing awareness to keep apartments in a perfect condition, even those who live in flats worth over Rs 1 crore or more do not like to pay regular upkeep charges. With such mentality, how can you expect to keep buildings in good shape for decades? Upkeep of buildings involves a lot more than just housekeeping and cursory maintenance. Far from being confined to plumbing and electrical work, maintenance of complexes extends to include a host of items that require a fully functional office and maintenance staff on call round-theclock".

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Flats are more economical

Sanjay Khanna, director of Kailash Nath Khanna Projects Pvt Ltd, says: "Building an individual house involves not just designing, but finding the right contractor for the construction. And it doesn't end there, as sanctions and approvals for utility connections will still have to be tackled. An independent house also has issues of security and maintenance. These can prove a deterrent, especially when apartment complexes and villas with state-of-the-art facilities are available".

The fact that fresh land for individual houses is no more available within the capital again acts as a dampener. Getting the desired location is a further incentive for homebuyers to opt for gated communities or apartment complexes, Khanna adds. After listening to all these arguments , you are left with no option but to go for a flat. But, will your flat last more than 50 years or more? Well, it is an important question. Azmal Zaheer Khan, an architect with Delhi-based Kothari Associates, is of the view that unlike independent houses, we are looking at apartments which are unlikely to remain in a perfect state for over 30 years, if they as they are not maintained with due care.

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What experts have to say?

Experts also say that upkeep service not only includes housekeeping and emergency maintenance but also beautification and maintenance of gardens and common areas. The service is typically managed by a manager and office personnel complete with a wireless network to track field staff. While one can debate on the subject endlessly, one can see the pathetic state of maintenance of even noted residential complexes in posh areas like Ferozeshah Road. Some of the most prestigious residential complexes are in an appalling state when you go inside.

But these negative aspects fail to deter a customer, as maintenance of individual houses, especially large ones with a garden, is increasingly becoming a problem. With increasing commercialization , residential areas are fast becoming unlivable and this is especially so while living in an independent house. The community living also acts as an incentive, providing plenty of interaction for all ages. Add to this the common maintenance facilities and round-theclock security, and you certainly have a winner there.

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Building independent house becoming tough

There is no doubt that given the astronomical land rates nowadays, building an independent house is increasingly becoming tough. However , experts are of the view that concrete apartment buildings in India last only for 30 to 50 years compared to the expectation of 70 to 80 years. The short life span is an economic burden for not only owners and residents but to the nation as a whole. According to Azmal Zaheer Khan, a major factor influencing long-term service life of concrete structures is the nature of weather conditions.

He is of the view that adverse conditions like ground contamination, high temperature, humidity, fluctuating temperatures and relative humidity can cause damage and reduce the life span of a structure. "I do not have to say here that if you want your apartment to remain in a fine condition for close to half a century, treat it with care. If apartments like Oberoi Apartments near Civil Lines and Sujan Singh Park still look grand, it is because they are maintained diligently , otherwise they would have crumbled," says Alimuddin Rafi Ahmed, the chairman and managing director of ILD group.